Durham, NC · Durham County
Buying a home in Durham? Check these before you offer.
Durham is its own county with its own school district (Durham Public Schools, not WCPSS) and its own tax rate, and it has a wide range of housing ages, from early-1900s homes near downtown to new construction in the south. Older homes deserve a close look at permits and system age.
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Flood: the zone isn't the whole story
Most Durham homes are in FEMA Zone X (low risk), where lenders usually don't require flood insurance. Flooding still happens there. Paid flood-insurance claims in each Durham ZIP code, from FEMA's own data:
| ZIP | Paid NFIP claims since 2000 |
|---|---|
| 27701 | 16 |
| 27703 | 24 |
| 27704 | 57 |
| 27705 | 41 |
| 27707 | 76 |
| 27712 | 43 |
| 27713 | 37 |
Source: FEMA NFIP claims (OpenFEMA), refreshed daily. A ZIP-level count, not a measure of any single home.
Schools: check the exact address
Durham homes are served by Durham Public Schools. Assignment follows attendance boundaries, which don't always match neighborhood names and can be redrawn, so look up the exact address and then each assigned school's NC DPI accountability grade (the state's own A–F rating, separate from review sites).
Property tax: based on the assessment, not the price
Durham County 0.5542 + City of Durham 0.4371 per $100 of assessed value (2026), before any fees. On a $500,000 assessment that comes to about $4,957 a year. Look up the home's actual assessed value; your first bill after buying may differ.
Financing: know the limits before you plan a down payment
- FHA (3.5% down) has a loan limit: from $541,287 for a single-family home in 2026, which works out to a price of up to about $560,000. Above that, plan on a conventional loan.
- Conventional loans above $832,750 are jumbo loans, with different rates and down payment rules.
- NC Home Advantage down-payment help applies to homes priced up to $495,000.
Confirm current limits with your lender.
Radon: test regardless
Durham County, on EPA's radon map: Zone 3 — low radon potential. This county's predicted average indoor screening level is below 2 pCi/L. All homes should still be tested, regardless of zone. A test is the only way to know a specific home's level.
Also worth checking
- Permits for roof and HVAC work on any home over about 20 years old.
- Whether there's an HOA, and its dues, rules and any special assessments.
- The true monthly cost: mortgage, mortgage insurance, tax, insurance and HOA.
Questions buyers ask
Do I need flood insurance for a house in Durham?
Lenders require it for homes in FEMA's high-risk zones (A and AE). Most Durham homes are in Zone X, where it usually isn't required, but flooding still happens there: check the claims for the home's ZIP code and get an insurance quote that includes flood before you offer.
How do I find which schools a Durham address is assigned to?
By exact address, using the Durham Public Schools address lookup. Assignment follows attendance boundaries, not neighborhood names, and boundaries can change. UnveilHome reports include the official assignment and each school's NC DPI accountability grade.
How is property tax calculated in Durham?
On the county's assessed value, not the sale price. Durham County 0.5542 + City of Durham 0.4371 per $100 of assessed value (2026), before any fees. On a $500,000 assessment that is about $4,957 a year.
Can I use an FHA loan with 3.5% down in Durham?
Only below FHA's loan limit. The 2026 limit for a single-family home starts at $541,287 (some counties are a little higher), which with 3.5% down means a price of up to about $560,000. Confirm the exact limit with a lender.
Check a Durham address before you offer
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